Idaho Falls Zoning Regulations: A Comprehensive Guide
Understanding Idaho Falls' zoning regulations is essential for property owners, homebuyers, and developers in Bonneville County's largest city. Whether you're buying a home, planning renovations, or developing commercial property, knowing these rules will help you make informed decisions and avoid costly mistakes.
For the most current zoning information, always check the official Idaho Falls Zoning Ordinance and planning department resources. If you need help understanding how these regulations affect your property, our team at Bellhaven Real Estate is here to assist at no cost.
Idaho Falls Zoning Districts at a Glance
Idaho Falls uses a comprehensive zoning system that balances residential, commercial, and industrial development. Here's a quick overview of the main zoning districts:
Zone Type | Zone Code | Primary Purpose | Typical Uses |
|---|---|---|---|
Residential | RP, RP-A | Residence Park | Single-family homes in park-like settings |
R-1 | Single-family Residential | Traditional single-family homes | |
R-2, R-2A | Mixed Residential | Single and two-family dwellings | |
R-3, R-3A | Multi-family Residential | Apartments, condominiums | |
RMH | Residential Mobile Home | Mobile home parks and subdivisions | |
RSC-1 | Residential Shopping Center | Mixed residential and retail | |
PT-(x) | Planned Transition | Areas in transition | |
O-L | Overlay Zone | Additional regulations in specific areas | |
Commercial | P-B | Professional Business Office | Offices, professional services |
C-1 | Limited Business | Small-scale retail and services | |
HC-1 | Highway Commercial | Highway-oriented businesses | |
CC-1 | Central Commercial | Downtown businesses | |
GC-1 | General Commercial | Larger retail and services | |
LNC | Limited Neighborhood Commercial | Neighborhood-scale businesses | |
Special Purpose | MS | Medical Services | Hospitals, clinics, medical offices |
R&D-1 | Research and Development | Research facilities, technology centers | |
O-L | Overlay Zone | Special districts with additional regulations | |
Industrial | M-1 | Manufacturing | Light manufacturing |
I&M-1 | Industrial and Manufacturing | General industrial uses | |
I&M-2 | Heavy Industrial and Manufacturing | Heavy industrial operations |
Residential Zones
Idaho Falls offers a variety of residential zones to accommodate different housing types and densities.
Feature | RP/RP-A | R-1 | R-2/R-2A | R-3/R-3A | RMH |
|---|---|---|---|---|---|
Housing Type | Single-family | Single-family | Single/Two-family | Multi-family | Mobile homes |
Minimum Lot Size | Largest | Large | Medium | Varies | Varies |
Density | Very Low | Low | Medium | High | Medium-High |
Commercial Uses | Very Limited | Very Limited | Limited | Some Allowed | Limited |
RP and RP-A Zones (Residence Park)
The Residence Park zones are Idaho Falls' most exclusive residential areas, designed for single-family homes in park-like settings.
Largest lot sizes in the city
Emphasis on open space and natural features
Strict architectural controls
Limited to single-family homes
Often found in established, prestigious neighborhoods
R-1 Zone (Single-Family Residential)
The R-1 zone is the standard single-family residential zone in Idaho Falls.
Traditional single-family neighborhoods
Moderate to large lot sizes
Limited to detached single-family homes
Some accessory uses permitted (home offices, etc.)
Makes up a significant portion of the city's residential areas
R-2 and R-2A Zones (Mixed Residential)
These zones allow for a mix of single-family and two-family dwellings.
Permits both single-family homes and duplexes
Medium-density residential development
Smaller minimum lot sizes than R-1
Often serves as a transition between single-family and multi-family areas
R-2A allows slightly higher density than R-2
R-3 and R-3A Zones (Multi-Family Residential)
The R-3 and R-3A zones accommodate higher-density housing options.
Allows apartments, condominiums, and townhouses
Highest residential density in the city
Some limited commercial uses may be permitted
Often located near commercial areas or major transportation routes
R-3A allows slightly higher density than R-3
RMH Zone (Residential Mobile Home)
The RMH zone is specifically designed for mobile home parks and subdivisions.
Accommodates both mobile home parks and subdivisions
Specific requirements for spacing, utilities, and amenities
Provides affordable housing options
Special regulations for installation and foundations
Commercial Zones
Idaho Falls has several commercial zones to accommodate different types and scales of business activity.
Feature | P-B | C-1 | HC-1 | CC-1 | GC-1 |
|---|---|---|---|---|---|
Scale | Small | Small-Medium | Medium-Large | Varies | Large |
Impact | Very Low | Low | Medium | Medium | High |
Compatibility with Residential | High | Good | Limited | Limited | Poor |
Traffic Generation | Low | Medium | High | High | Very High |
P-B Zone (Professional Business Office)
The P-B zone is designed for professional offices and services with minimal impact on surrounding areas.
Professional offices (medical, legal, financial, etc.)
Low-impact business services
Often serves as a buffer between residential and more intensive commercial uses
Strict requirements for landscaping and aesthetics
Limited hours of operation
C-1 Zone (Limited Business)
The C-1 zone accommodates small to medium-sized retail and service businesses.
Neighborhood retail stores
Personal services (salons, dry cleaners, etc.)
Small restaurants and cafes
Professional offices
Designed to serve surrounding neighborhoods
HC-1 Zone (Highway Commercial)
The HC-1 zone is for businesses that cater to highway traffic and require good vehicular access.
Hotels and motels
Restaurants and fast-food establishments
Gas stations and convenience stores
Auto-related businesses
Located along major transportation corridors
CC-1 Zone (Central Commercial)
The CC-1 zone covers Idaho Falls' downtown area and historic business district.
Retail stores and boutiques
Restaurants and entertainment venues
Professional offices
Mixed-use buildings with residential upper floors
Special provisions for historic preservation
GC-1 Zone (General Commercial)
The GC-1 zone allows for larger-scale commercial operations.
Large retail stores and shopping centers
Entertainment complexes
Wholesale businesses
Service businesses with higher impacts
Located in major commercial corridors
Special Purpose Zones
Idaho Falls has several special purpose zones to accommodate unique land uses.
MS Zone (Medical Services)
The MS zone is specifically designed for medical facilities and related services.
Hospitals and medical centers
Clinics and medical offices
Laboratories and research facilities
Medical support services
Special provisions for parking, access, and emergency services
R&D-1 Zone (Research and Development)
The R&D-1 zone accommodates research facilities and technology-oriented businesses.
Research laboratories
Technology development centers
Light manufacturing related to research
Office space for technology companies
Educational facilities
Industrial Zones
Idaho Falls has three industrial zones to accommodate different types and intensities of industrial activity.
Feature | M-1 | I&M-1 | I&M-2 |
|---|---|---|---|
Intensity | Low | Medium | High |
Environmental Impact | Low | Medium | High |
Moderate | Substantial | Extensive | |
Compatibility with Other Uses | Limited | Poor | Very Poor |
M-1 Zone (Manufacturing)
The M-1 zone is for light manufacturing and industrial operations with minimal impacts.
Light manufacturing and assembly
Warehousing and distribution
Research and development with production components
Contractor yards and shops
Requires buffers from residential areas
I&M-1 Zone (Industrial and Manufacturing)
The I&M-1 zone accommodates general industrial uses with moderate impacts.
General manufacturing
Processing facilities
Heavy equipment operations
Storage yards
Substantial buffer requirements from non-industrial uses
I&M-2 Zone (Heavy Industrial and Manufacturing)
The I&M-2 zone is for intensive industrial operations with significant impacts.
Heavy manufacturing
Processing of raw materials
Operations with noise, odor, or other impacts
Large-scale industrial complexes
Located away from residential and commercial areas
Overlay Zones
Idaho Falls uses overlay zones (O-L) to impose additional regulations on properties in specific areas, regardless of their base zoning. These overlays address special concerns such as:
Historic preservation
Airport vicinity restrictions
Flood hazard areas
Downtown design standards
Special corridor requirements
Properties in overlay zones must comply with both the base zone requirements and the additional overlay requirements.
Zoning Procedures in Idaho Falls
Understanding how zoning works in Idaho Falls is just as important as knowing the zone designations. The city has established clear processes for:
Process | Description | Typical Timeline |
|---|---|---|
Zoning Verification | Confirming the current zoning of a property | 1-2 days |
Permission for uses allowed under certain conditions | 30-60 days | |
Permission to deviate from specific zoning requirements | 30-60 days | |
Zone Change | Changing the zoning designation of a property | 60-90 days |
Approval for comprehensive development plans | 90-120 days |
These procedures involve applications, fees, public hearings, and decisions by the Planning and Zoning Commission and/or City Council. Understanding these procedural requirements can save you time and frustration when planning a project in Idaho Falls.
Relationship to Bonneville County Zoning
Idaho Falls' zoning regulations apply only within the city limits. Properties in unincorporated areas of Bonneville County are subject to Bonneville County's zoning regulations instead. This distinction is important for several reasons:
Properties annexed into the city will transition from county to city zoning
City zoning is typically more detailed and restrictive than county zoning
Different procedures and authorities govern zoning decisions
Properties near the city boundary may be affected by both jurisdictions
If you're considering a property near the city limits, it's important to verify which jurisdiction's regulations apply and whether annexation might be required or beneficial.
Understanding CC&Rs and HOAs in Idaho Falls
Beyond city zoning regulations, many properties in Idaho Falls are subject to additional restrictions through Covenants, Conditions & Restrictions (CC&Rs) and Homeowners Associations (HOAs).
The Hierarchy of Property Restrictions
City Zoning: The base regulations that apply to all properties within Idaho Falls city limits
CC&Rs: Private agreements that place additional restrictions on properties within specific developments
HOA Rules: Specific regulations created and enforced by homeowners associations
Even if city zoning allows a particular use, CC&Rs or HOA rules may prohibit it. For example, a property zoned R-1 might legally allow for certain home-based businesses according to city regulations, but the subdivision's CC&Rs might prohibit any commercial activity entirely.
Need Help with Idaho Falls Zoning?
At Bellhaven Real Estate, we help clients understand zoning regulations throughout southeast Idaho. Whether you're:
Looking to purchase property and want to understand what you can do with it
Planning to build or develop and need clarity on zoning requirements
Considering a variance or zone change for your existing property
Trying to navigate the relationship between city zoning, CC&Rs, and HOA rules
Our team can help you understand the regulations that apply to your specific situation. Contact us today for assistance with your Idaho Falls property questions.